| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Good |
| Demographics | 35th | Poor |
| Amenities | 61st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1310 N 1st St, El Cajon, CA, 92021, US |
| Region / Metro | El Cajon |
| Year of Construction | 1980 |
| Units | 31 |
| Transaction Date | --- |
| Transaction Price | $1,337,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
1310 N 1st St, El Cajon Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable, according to WDSuite's CRE market data, positioning this 31-unit asset for steady leasing in San Diego County.
The property sits in an Urban Core neighborhood of the San Diego–Chula Vista–Carlsbad metro with a B- rating and above-median positioning among 621 metro neighborhoods. Neighborhood occupancy is in the top quartile nationally, supporting stable cash flow expectations, while a high share of renter-occupied housing units (about two-thirds) indicates a deep tenant base for multifamily owners.
Daily-needs access is a relative strength: grocery stores and pharmacies are dense compared with national norms, and restaurant options are competitive for the metro. Childcare availability ranks near the top of national comparisons, which can support retention for family-oriented renter households. In contrast, parks and cafes are comparatively sparse, which may modestly affect lifestyle appeal for some renters.
Within a 3-mile radius, demographics show modest population growth over the last five years and a larger increase in households, expanding the renter pool. Forecasts point to further household growth through 2028, which should reinforce occupancy stability and leasing velocity for well-managed assets.
Home values in the neighborhood are elevated versus national benchmarks, and value-to-income measures sit in a high national percentile. This high-cost ownership market tends to sustain reliance on rentals, which can support pricing power, though lease management should account for affordability pressure as rent-to-income ratios are not low. Rents have risen over the past five years and are projected to continue advancing, based on multifamily property research from WDSuite.
Safety indicators trend below national averages for both property and violent offenses, placing the neighborhood in lower national percentiles. Relative to the San Diego–Chula Vista–Carlsbad metro, the neighborhood sits below the metro median (ranked in the lower half among 621 neighborhoods). Recent year data show an uptick in reported offense rates, so underwriting should incorporate prudent security and operating considerations.
Investors typically mitigate these dynamics by emphasizing professional management, lighting and access controls, and by targeting renter profiles aligned with the asset's positioning. Comparative context is key: many urban-core locations in larger West Coast metros exhibit similar patterns, and performance often depends on property-level operations and tenant mix.
Nearby employers span food distribution, defense and aerospace, utilities, telecommunications, and biotech—a diversified base that supports renter demand through commute convenience and sector diversity. The list below highlights key names proximate to the property.
- Sysco — foodservice distribution (10.5 miles)
- L-3 Telemetry & RF Products — defense & aerospace (11.1 miles)
- Sempra Energy — utilities (14.3 miles) — HQ
- Qualcomm — telecommunications & semiconductors (15.7 miles) — HQ
- Celgene Corporation — biotechnology & pharmaceuticals (16.3 miles)
This 31-unit asset benefits from a renter-driven neighborhood where occupancy ranks in the top quartile nationally and sits above the metro median among 621 neighborhoods, supporting expectations for steady collections. The area's elevated home values and high value-to-income ratios suggest a sustained reliance on rentals, while household growth within a 3-mile radius points to a larger tenant base over the next several years. According to commercial real estate analysis from WDSuite, rents have trended upward and neighborhood amenities—notably groceries, pharmacies, and restaurants—provide day-to-day convenience that aids retention, even as parks and cafes are less abundant.
Underwriting should balance these strengths against considerations such as affordability pressure (rent-to-income near the upper mid range) and a safety profile that trails national benchmarks. Well-executed management, unit finish differentiation, and targeted tenant marketing can help sustain occupancy and modest pricing power in this San Diego County submarket.
- Renter-occupied housing share is high, supporting depth of demand and occupancy stability.
- Elevated ownership costs reinforce reliance on rentals, aiding pricing power and lease retention.
- Household growth within 3 miles expands the tenant base and supports leasing velocity.
- Daily-needs amenities (groceries, pharmacies, restaurants) support retention despite limited parks and cafes.
- Risk: Safety indicators trail national benchmarks; plan for proactive management and security measures.